Aspen Heights
Aspen Heights is a 999-year condominium in District 9 (River Valley) that obtained TOP in 1998, with 606 units across 2 blocks. Across 1,023 transactions on record, units have recently transacted around S$3.30M (S$2,379 psf, ~1,324 sqft). There are 37 units for sale from S$2.08M to S$7.00M. The lease has approximately 814 years remaining.
What are the key facts about Aspen Heights?
Aspen Heights is a 999-year condominium in District 9 (River Valley) that obtained TOP in 1998, with 606 units across 2 blocks.
- Tenure
- 999-year
- TOP / Completion
- 1998
- Developer
- DBS REALTY PTE LTD
- Total units
- 606
- Blocks
- 2
- District / Area
- District 9 (River Valley)
- Market segment
- CCR
- Median PSF
- S$2,379 psf
- Last transacted
- Jun 2026
- Remaining lease
- ≈ 814 years
What is the price and PSF at Aspen Heights?
Units have recently transacted around S$3.30M (S$2,379 psf), at a gross rental yield of about 1.8% (URA caveat data).
Recent median price
S$3.30M
recent · 1,023 sales on record
Median PSF
S$2,379 psf
recent transactions
Median rent (monthly)
S$4,837
5,872 rentals on record
Gross rental yield
1.8%
indicative, gross
Units currently for sale are asking a median of S$2,591 psf — about 9% above the most recent transacted PSF.
Source: URA caveat data, through Jun 2026.
What has recently sold at Aspen Heights?
Aspen Heights has 1023 recorded sales; the most recent transacted at S$2,510,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jun 2026 | S$2,510,000 | 1,044 | S$2,404 psf |
| Jun 2026 | S$3,300,000 | 1,324 | S$2,492 psf |
| May 2026 | S$3,360,000 | 1,324 | S$2,538 psf |
| May 2026 | S$3,330,000 | 1,324 | S$2,515 psf |
| Mar 2026 | S$3,300,000 | 1,324 | S$2,492 psf |
| Feb 2026 | S$3,290,000 | 1,324 | S$2,485 psf |
| Feb 2026 | S$2,532,888 | 1,119 | S$2,263 psf |
| Jan 2026 | S$3,725,000 | 1,572 | S$2,370 psf |
| Oct 2025 | S$3,150,000 | 1,324 | S$2,379 psf |
| Oct 2025 | S$3,550,000 | 1,582 | S$2,244 psf |
| Sept 2025 | S$3,680,000 | 1,582 | S$2,326 psf |
| Sept 2025 | S$3,530,000 | 1,582 | S$2,231 psf |
1,023 sales and 5,872 rentals on record since Jan 1995. Source: URA.
Are prices at Aspen Heights rising?
The median transacted PSF at Aspen Heights has risen 68% over the past 9 years (2017–2026), from S$1,480 psf to S$2,485 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$2,485 psf | S$3.30M | 8 | +7.9% |
| 2025 | S$2,304 psf | S$3.15M | 15 | +3.6% |
| 2024 | S$2,225 psf | S$2.94M | 14 | +6.0% |
| 2023 | S$2,100 psf | S$2.96M | 10 | +3.2% |
| 2022 | S$2,035 psf | S$2.81M | 10 | +7.8% |
| 2021 | S$1,888 psf | S$2.86M | 25 | +7.8% |
| 2020 | S$1,751 psf | S$2.55M | 11 | +3.1% |
| 2019 | S$1,699 psf | S$2.46M | 11 | +1.1% |
| 2018 | S$1,681 psf | S$2.40M | 12 | +13.6% |
| 2017 | S$1,480 psf | S$2.00M | 26 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Aspen Heights?
8,302 CEA-registered agents closed at least one recorded deal in District 9 — where Aspen Heights sits — in the last 12 months, across all property types.
Active agents · 12mo
8,302
District 9 · closed ≥1 deal
Deals on record
67,330
all-time · all property types
Source: CEA public transaction records, attributed to District 9across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Aspen Heights?
Aspen Heights has 37 units listed for sale, spanning 2–5-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 24 | S$2.08M–S$2.69M | S$2,171 psf |
| 3-bedroom | 8 | S$3.50M–S$4.09M | — |
| 4-bedroom | 3 | S$4.50M–S$4.50M | S$2,845 psf |
| 5-bedroom | 2 | S$7.00M–S$7.00M | S$2,591 psf |
Where is Aspen Heights and what's nearby?
Aspen Heights is located in River Valley, in the Central Region of Singapore.
Aspen Heights is a 999-year condominium completed in 1998. It was developed by DBS REALTY PTE LTD. The development has 606 residential units. It sits on a land area of 31,987 sqm and has a gross floor area of 89,564 sqm. The plot ratio is 2.8.
ASPEN HEIGHTS is located at 261 River Valley Road, Singapore 238307. It is part of District 09, Orchard / Cairnhill / River Valley, River Valley. The project falls within the Central Region and the CCR market segment.
The nearest rail connection is Fort Canning MRT, approximately 537m away, around 8 minutes on foot. Nearby amenities include Robertson Walk for shopping, THE BUTCHER (SINGAPORE) PTE. LTD. for groceries, Blk 1 Jalan Kukoh for food options, and Jubilee Park (Fcp) for greenery and recreation. Facilities in the development include Barbeque Area, Clubhouse, Fitness corner, Function room, Gymnasium room, and Jogging track.
Who built Aspen Heights and how big is the development?
Aspen Heights was developed by DBS REALTY PTE LTD, with 606 units over up to 16 storeys.
- Developer
- DBS REALTY PTE LTD
- Floors
- 16 storeys
- Blocks
- 2
- Land area
- 31,987 sqm (344,305 sqft)
- Gross floor area
- 89,564 sqm (964,058 sqft)
- Plot ratio
- 2.80
How far is Aspen Heights from MRT and schools?
The nearest MRT/LRT to Aspen Heights is Fort Canning MRT, about 537 m away (~8 min walk). 1 school is within 1 km, including 1 primary school.
Getting around
- Fort Canning MRT537 m · ~8 min
- Somerset MRT626 m · ~10 min
- Great World MRT709 m · ~11 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- River Valley Primary SchoolPrimary schoolwithin 1 km · P1 priority474 m
- School Of The Arts, SingaporeMixed-level school1.1 km
- St. Margaret's School (Primary)Primary school1.2 km
- Anglo-Chinese School (Junior)Primary school1.6 km
- Alexandra Primary SchoolPrimary school1.8 km
- Gan Eng Seng SchoolSecondary school1.9 km
- Zhangde Primary SchoolPrimary school2.0 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What facilities does Aspen Heights have?
Aspen Heights has 13 facilities, including Barbeque Area, Clubhouse, Fitness corner, Function room, and more.
What does it cost to own a unit at Aspen Heights?
Buying a unit at Aspen Heights (~S$3.30M) needs about S$24,157/mo in income and S$11,114/mo in repayments, after S$137,600 stamp duty and a S$825k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$3.30M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$137,600
BSD, tiered
Downpayment (25%)
S$825k
cash + CPF
Monthly instalment
S$11,114/mo
30y @ 3.5%
Income required
S$24,157/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about Aspen Heights? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Aspen Heights's own transactions.
PropKakiRecent units at Aspen Heights sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Aspen Heights
How much does a unit at Aspen Heights cost?⌄
Units at Aspen Heights have recently transacted around S$3.30M (S$2,379 psf), from 1,023 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Aspen Heights?⌄
For a unit around S$3.30M as a first home, you'd need roughly S$24,157/mo in income (assessed at the stress-test rate), with repayments near S$11,114/mo after a S$825k (25%) downpayment and S$137,600 Buyer's Stamp Duty.
Is Aspen Heights a good investment?⌄
Gross rental yield is about 1.8%, and current asking prices sit about 9% above the most recent transacted PSF; median PSF has risen about 68% since 2017. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Aspen Heights going up?⌄
The median transacted PSF at Aspen Heights has risen about 68% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Aspen Heights freehold or leasehold?⌄
Aspen Heights is 999-year, with approximately 814 years remaining on the lease.
When was Aspen Heights built and who developed it?⌄
Aspen Heights obtained TOP in 1998, developed by DBS REALTY PTE LTD, with 606 units across 2 blocks.
How many units are for sale at Aspen Heights?⌄
There are 37 units for sale at Aspen Heights, from S$2.08M to S$7.00M.
What is the nearest MRT to Aspen Heights?⌄
The nearest MRT/LRT station to Aspen Heights is Fort Canning MRT, about 537 m away (~8 min walk).
Which primary schools are within 1 km of Aspen Heights?⌄
River Valley Primary School is within 1 km of Aspen Heights — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.